184 Calle De La Rosa · Camarillo, CA 93012

$239,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 42 Days on market

Built 2004 1,568 sqft lot Est $254k · 6% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light, bright and spacious, not to mention well cared for best describes this lovely mobile home. Features 3 bedrooms, 2 baths, family room, dining and living room as well as interior laundry room. Family room features wood burning fireplace, carpet, skylight and high ceilings for a more spacious feel to the room. Master features tub 7 shower with its own linen closet. large windows in carpeted living room allows for lots of light. Kitchen has beautiful cabinets with formica tile countertops and an island for more counter & workspace. Carport can hold 3 cars, 2 sheds and the backs up to Village at the Park community. Side yard features a rose garden.

Key facts

• Open floor plan
• Private bathroom
• Skylight

Tags

• OPEN FLOOR PLAN
• SKYLIGHT
• CENTER ISLAND
• INDOOR LAUNDRY ROOM
• PRIVATE BATHROOM
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: Some furniture available for sale
• Financial info: Acceptable financing: Conventional, VA, Cash, FHA
• HOA & community: Subdivision: Lamplighter MHP - 0451; CC&R disclosures apply

Exterior

• Parking: No attached garage
• Security: Carbon monoxide detector(s); Fire and smoke detection system
• Utilities: Public records list living area as 1,568; County: Ventura; State: CA
• Home design: Manufactured home (model CLE-5628A); Built in 2004; Fee simple land lease; Located in Lamplighter MHP - 0451
• Construction: Manufactured home construction; Raised foundation; Built in 2004; Make: CAVCO HOMES; Model: CLE-5628A; Mobile home dimensions approx. 28 ft x 56 ft
• Exterior features: Manufactured home exterior construction; Raised foundation; Private pool; Private spa; No significant view

Interior

• Kitchen: Microwave; Gas appliances; Refrigerator included (no warranty)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; No central cooling
• Interior features: Updated/remodeled condition; Fireplace (other); Skylight(s); Mini blinds; Entry from living room
• Laundry & utility: Laundry in its own room, inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.4% in Camarillo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#72 in CA, #2,776 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Pleasant Valley (urban): math 43% / reading 57% proficiency, ranked #119 of 517 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Rancho Rosal Elementary (math 37% / reading 48%, grade F, #552 of 1,571 statewide, top 35%, 576 students, 33% FRL); Monte Vista Middle (math 26% / reading 52%, grade F, #158 of 498 statewide, top 32%, 680 students, 40% FRL); Adolfo Camarillo High (math 42% / reading 62%, grade D+, #296 of 1,170 statewide, top 27%, 1,912 students, 29% FRL).
• Market conditions: Rents rising (+1.2%/yr); 160 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• This rent runs 35% of the median local income ($135k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Ventura County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $67k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $239k implies a 199% gain — meaningful room to come down on a strong offer.

Recommended offer $231,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $254,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Calle De La Rosa	0.00mi	3/2.0	1,568 (0%)	1mo	$240,000	$153	100
201 Calle de la Rosa Unit .	0.16mi	3/2.0	1,575 (+0%)	10mo	$249,000	$158	84
31 Via Paloma #31	0.37mi	3/2.0	1,620 (+3%)	4mo	$230,000	$142	74
94 Camino Algarve #94	0.17mi	3/2.0	1,440 (-8%)	8mo	$229,792	$160	72
65 Via Sintra #65	0.27mi	2/2.0 (-1)	1,440 (-8%)	1mo	$205,000	$142	68
89 Via Gabilan	0.19mi	2/2.0 (-1)	1,392 (-11%)	4mo	$220,000	$158	64
113 Camino Valverde #113	0.15mi	2/2.5 (-1)	1,392 (-11%)	6mo	$229,000	$165	62
91 Via Gabilan #91	0.19mi	4/2.0 (+1)	1,344 (-14%)	4mo	$249,999	$186	59
57 Via Sintra	0.27mi	3/2.0	1,458 (-7%)	20mo	$245,000	$168	59
30 Via Paloma #30	0.35mi	3/2.0	1,416 (-10%)	11mo	$235,000	$166	59
95 Camino Algarve #95	0.17mi	2/2.0 (-1)	1,344 (-14%)	8mo	$218,000	$162	57
79 Via Marisma #79	0.24mi	3/2.0	1,404 (-10%)	21mo	$249,900	$178	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.70×
• Total profit: $47,030
• Equity at exit: $35,636

10-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $133,061
• Equity at exit: $20,664

Cash invested: $66,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 93012

• Rents YoY: 1.2%
• Active inventory: 160
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,931 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $1,454

Break-even live

Break-even rent $2,091

Max offer price $239,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,619	-5% $1,537	+0% $1,454	+5% $1,372	+10% $1,289
Rent	-10% $1,144	-5% $1,299	+0% $1,454	+5% $1,609	+10% $1,765
Rate	-1.0pp $1,575	-0.5pp $1,515	base $1,454	+0.5pp $1,392	+1.0pp $1,329

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3314 Rockhampton Dr Camarillo, CA	4.0	3.5	1920	$4,100	$2.14	3d	1	0.41mi
313 Westpark Ct Camarillo, CA	2.0	1.0–1.5	838	$3,225	$3.85	3d	2	0.72mi
389 Castiano St Camarillo, CA	2.0	2.5	1365	$3,500	$2.56	3d	1	0.80mi
4597 El Capitan Pl Camarillo, CA	4.0	3.0	2026	$4,900	$2.42	12d	1	0.83mi
5176 Verdugo Way Camarillo, CA	2.0	1.0–2.0	844	$4,077	$4.83	3d	221	1.01mi
197 La Veta Dr Camarillo, CA	3.0	2.0	1443	$4,000	$2.77	3d	1	1.10mi
4708 Via Cupertino Camarillo, CA	4.0	3.0	2213	$4,650	$2.10	12d	1	1.14mi
60 Margarita Ave Camarillo, CA	2.0	2.0	1440	$3,000	$2.08	3d	1	1.22mi
4915 Paseo Montelena Camarillo, CA	4.0	3.0	2213	$4,650	$2.10	12d	1	1.37mi
1157 Via Montoya Camarillo, CA	2.0	2.0	1111	$2,950	$2.66	3d	1	1.48mi

Listing history 18 events

1. 2026-05-06
   historical Active Under Contract
2. 2026-04-14
   listed $239,000 Active
3. 2013-04-01
   soldstatus $80,000 Closed 664-char remark

   Show marketing remark (664 chars)

   Light, bright and spacious, not to mention well cared for best describes this lovely mobile home. Features 3 bedrooms, 2 baths, family room, dining and living room as well as interior laundry room. Family room features wood burning fireplace, carpet, skylight and high ceilings for a more spacious feel to the room. Master features tub 7 shower with its own linen closet. large windows in carpeted living room allows for lots of light. Kitchen has beautiful cabinets with formica tile countertops and an island for more counter & workspace. Carport can hold 3 cars, 2 sheds and the backs up to Village at the Park community. Side yard features a rose garden.

4. 2013-01-23
   status Pending 664-char remark

   Show marketing remark (664 chars)

   Light, bright and spacious, not to mention well cared for best describes this lovely mobile home. Features 3 bedrooms, 2 baths, family room, dining and living room as well as interior laundry room. Family room features wood burning fireplace, carpet, skylight and high ceilings for a more spacious feel to the room. Master features tub 7 shower with its own linen closet. large windows in carpeted living room allows for lots of light. Kitchen has beautiful cabinets with formica tile countertops and an island for more counter & workspace. Carport can hold 3 cars, 2 sheds and the backs up to Village at the Park community. Side yard features a rose garden.

5. 2012-10-19
   listed $89,000 Active 664-char remark

   Show marketing remark (664 chars)

   Light, bright and spacious, not to mention well cared for best describes this lovely mobile home. Features 3 bedrooms, 2 baths, family room, dining and living room as well as interior laundry room. Family room features wood burning fireplace, carpet, skylight and high ceilings for a more spacious feel to the room. Master features tub 7 shower with its own linen closet. large windows in carpeted living room allows for lots of light. Kitchen has beautiful cabinets with formica tile countertops and an island for more counter & workspace. Carport can hold 3 cars, 2 sheds and the backs up to Village at the Park community. Side yard features a rose garden.

6. 2012-09-01
   historical
7. 2012-06-13
   price $89,000
8. 2012-04-26
   status Active
9. 2012-04-24
   historical
10. 2012-03-21
    status Active
11. 2012-03-17
    historical
12. 2012-01-07
    price $99,000
13. 2011-10-19
    listed $115,000 Active
14. 2011-10-18
    historical
15. 2011-10-14
    historical
16. 2011-09-16
    price $115,000
17. 2011-08-02
    listed $117,000 Active
18. 2011-07-30
    listed $115,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,178
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$3,774
• − Management: −$3,774
• − Depreciation: −$6,953
• Taxable income: $14,509
• Est. tax owed @ 24.0%: −$3,482
• After-tax cash flow: $13,968/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pleasant Valley
• NCES district ID: 0630990
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $87,342
• Composite: 46.3/100
• National rank: #2476
• State rank: #119 of 517 in CA

Livability — Camarillo

• Score: 78/100
• State rank: #72
• US rank: #2776

Category grades

Amenities A+ Commute A+ Cost of living F Crime A Employment A+ Housing B- Health & safety A User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camarillo, CA
• County: Ventura County · 829,955 people
• City population: 82,539
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• Population (ZIP): 35,791
• Household income: $135,217
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1204.0

Population outlook (Ventura County) Hauer SSP2

• Today (2025): 895,754 people
• By 2030: 912,134 · +1.8%
• By 2040: 931,454 · +4.0%
• By 2050: 934,609 · +4.3%
• By 2075: 924,899 · +3.3%
• By 2100: 864,712 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 25% Two or more races 16% Asian 13% Black 3%
• Hispanic origin (detail): Mexican 19% Puerto Rican 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 13% Other Indo-European 3% Tagalog/Filipino 2%

Political lean MEDSL · Ventura

• 2024 margin: D (+15.1) · D 56.1% · R 41.0% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: 12.3pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+21.1 2016: D+16.8 2012: D+5.3 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -517.29%
• Current HPI: 276.7695
• Rent YoY: ▲ 1.22%
• Metro: Oxnard-Thousand Oaks-Ventura, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+107.8% since first listed

18 events — show timeline

• 2026-05-06 Contingent — CSMAR
• 2026-04-14 Listed $239,000 CSMAR
• 2013-04-01 Sold (MLS) $80,000 CRMLS
• 2013-01-23 Pending — CRMLS
• 2012-10-19 Listed $89,000 CRMLS
• 2012-09-01 Listing Removed — CRMLS
• 2012-06-13 Price Changed $89,000 CRMLS
• 2012-04-26 Relisted — CRMLS
• 2012-04-24 Listing Removed — CRMLS
• 2012-03-21 Relisted — CRMLS
• 2012-03-17 Listing Removed — CRMLS
• 2012-01-07 Price Changed $99,000 CRMLS
• 2011-10-19 Listed $115,000 CRMLS
• 2011-10-18 Listing Removed — CRMLS
• 2011-10-14 Listing Removed — CSMAR
• 2011-09-16 Price Changed $115,000 CRMLS
• 2011-08-02 Listed $117,000 CRMLS
• 2011-07-30 Listed $115,000 CSMAR

Property tax history

-0.1%/yr

Latest (2025): $412 · +1.1% YoY. Source: county tax records.